12 Radley Rd · Freeport, ME 04032

$315,000

2 bd · 1.5 ba · 1,064 sqft · Manufactured public records · 7 Days on market

Built 2002 2.20 ac lot

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +11.0/30.0
• Schools +8.0/10.0
• ARV discount +7.5/15.0
• Livability +4.5/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Every inch of this home has been redone. Renovated kitchen with new appliances & refinished cabinets, updated baths with new fixtures, all new flooring and interior paint. Enjoy the 1.5 acre yard from a new deck. Private wooded area yet very easy commute!

Key facts

• Multiple decks
• Quartz countertops
• Wood-fired sauna

Tags

• ONE FLOOR LIVING
• REMODELED PRIMARY BATH
• QUARTZ COUNTERTOPS
• MATURE LANDSCAPING
• MULTIPLE DECKS
• WOOD-FIRED SAUNA

Property features AI

Finance

• Other: Zoning: MDB
• HOA & community: Pets allowed with no restrictions

Exterior

• Parking: Detached garage with auto door opener; Reclaimed/off-street parking with 5–10 spaces; 1 garage space; vehicle storage for 1 car
• Utilities: Well water; Septic tank with engineered septic; Electric with circuit breakers and generator hookup; Gas water heater; Utilities on
• Home design: Mobile home (single wide); Skyline make; 1 story; Entry on first level
• Construction: Built in 2002; Vinyl siding; Shingle roof; Slab foundation
• Exterior features: Deck; Outbuilding and shed(s); Near shopping; Near turnpike/interstate; Rural, wooded setting; Private road with gravel surface

Interior

• Kitchen: Eat-in kitchen; Gas range; Dishwasher; Refrigerator
• Bedrooms: Primary bedroom on the first floor (includes full bath); Bedroom 2 on the first floor; Bedroom 3 on the first floor
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: First-floor primary bedroom with private bath; Bathtub and shower; Storage; Generator; Internet access available; 6 total rooms
• Laundry & utility: Main-level laundry; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $315k.

Deal economics

• At list price, monthly cash flow is $-130 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (25.5% below list).
• Recommended offer: $235k (25.5% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.0% in Freeport — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 89/100 on livability (#2 in ME, #111 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, health & safety A+; Watch: employment D+.
• RSU 05 (suburban): math 92% / reading 94% proficiency, ranked #12 of 112 in ME (top 11%) — strong family-tenant draw, lease renewals of 3-5y typical; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 45 active listings in the ZIP; solid renter incomes; 1,405 units permitted in Cumberland County in 2024 (420 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Cumberland County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $118k; list at $315k implies a 168% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,594 (25.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.74% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.77%
• DSCR: 0.92
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.33×
• Total profit: $-59,413
• Equity at exit: $46,968

10-year hold

• IRR: -12.0%
• Equity multiple: 0.29×
• Total profit: $-62,745
• Equity at exit: $27,235

Cash invested: $88,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 41 Moderately Tenant-Leaning
• State Maine: 41 Moderately Tenant-Leaning · D+2
• County: — inherits STATE
• City: — inherits STATE

Portland has rent control referendum (2020); strong habitability; security deposit caps.

Methodology + full state rankings →

ZIP-level market 04032

• Home prices YoY: -27.7%
• Active inventory: 45
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,346 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$200 /mo · $2,403/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $-130

Break-even live

Break-even rent $2,511

Max offer price $292,017

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-07
   statusdays on market $315,000 Pending 7 DOM
2. 2026-06-02
   days on market $315,000 Active 4 DOM
3. 2026-06-01
   days on market $315,000 Active 3 DOM
4. 2026-05-31
   days on market $315,000 Active 2 DOM
5. 2026-05-29
   listed $315,000 Active
6. 2013-11-01
   soldstatus $117,500 261-char remark

   Show marketing remark (261 chars)

   Every inch of this home has been redone. Renovated kitchen with new appliances & refinished cabinets, updated baths with new fixtures, all new flooring and interior paint. Enjoy the 1.5 acre yard from a new deck. Private wooded area yet very easy commute!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast ME · Partial reset (capped growth)

• Current annual tax: $2,403 · $200/mo
• Projected year-2 tax: $3,344 · $279/mo
• Expected delta: +$940/yr (+$78/mo · 39.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥87°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,151
• − Mortgage interest: −$17,645
• − Property taxes: −$2,403
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,252
• − Management: −$2,252
• − Depreciation: −$9,164
• Taxable loss: −$7,139
• Est. tax savings @ 24.0%: +$1,713
• After-tax cash flow: $152/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: RSU 05
• NCES district ID: 2314789
• Math proficiency: 92% ▲ 37.00%
• Reading proficiency: 94% ▲ 24.00%
• Median HH income: $68,743
• Composite: 80.23/100
• National rank: #52
• State rank: #12 of 112 in ME

Livability — Freeport

• Score: 89/100
• State rank: #2
• US rank: #111

Category grades

Amenities A Commute A+ Cost of living A- Crime A+ Employment D+ Housing B Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cumberland County · 197,083 people
• City population: 8,802
• Metro: Portland-South Portland, ME
• Population (ZIP): 8,802
• Household income: $107,326
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 277.0

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 313,805 people
• By 2030: 324,054 · +3.3%
• By 2040: 340,380 · +8.5%
• By 2050: 351,796 · +12.1%
• By 2075: 383,075 · +22.1%
• By 2100: 394,972 · +25.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Asian 3% Hispanic / Latino 3%
• Common ancestry: Lithuanian 8% Slovak 4% Romanian 2%
• Foreign-born: 5% · Canada, China, Jamaica
• Languages at home: 94% English-only · Chinese 2% French/Haitian/Cajun 2% German/W. Germanic 2%

Political lean MEDSL · Cumberland

• 2024 margin: Solid D (+36.3) · D 66.9% · R 30.6% · Other 2.5%
• 2008→2024 swing: +6.4pp toward D · 2008: 29.9pp · 2024: 36.3pp
• All cycles: 2024: D+36.3 2020: D+35.7 2016: D+26.4 2012: D+26.3 2008: D+29.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.21%
• Current HPI: 240.2598
• Rent YoY: —
• Metro: Portland-South Portland, ME
• State GDP YoY: —
• F500 in state: 0

Price history

+168.1% since first listed

2 events — show timeline

• 2026-05-29 Listed $315,000 MREIS
• 2013-11-01 Sold (MLS) $117,500 MREIS

Property tax history

+3.6%/yr

Latest (2025): $2,403 · +7.4% YoY. Source: county tax records.